QualifyBroker · Licensed Mortgage Broker · NMLS #2847193

327 Files Closed This Year. Here's How We Compare.

The self-employed contractor. The divorcing teacher. The first-generation buyer. Complex files are our specialty — not our exception.

18Avg. Days to Closevs. 34-day industry avg.

0.47%Avg. Rate Savingsvs. direct lender quote

91%Approval Rateon previously declined files

Previously Declined

91% of applications we take on from borrowers previously declined by a bank get approved.

Rate Savings

Average 0.47% lower rate than the borrower's direct lender quote — on identical loan parameters.

Speed to Close

18 average days to close. We run parallel lender submissions so you're not waiting in a single queue.

Case Studies

Three files. Three outcomes. The tables do the arguing.

Names changed, numbers exact. These are real borrowers who came to us after a lender said no — or after a rate quote that didn't add up.

Self-EmployedGeneral contractor · 14 years in business

His bank said his income 'didn't qualify' — his Schedule C disagreed, and so did we.

Marcus had been running his own contracting business since 2010. Gross receipts: $340,000. After legitimate deductions, his taxable income showed $94,000 — enough to qualify, but only if you know which lenders use bank-statement programs instead of tax return income. His bank didn't offer one. We placed him with a non-QM lender in 11 business days.

What each lender type offered

Metric	Big Bank Direct	Credit Union	QualifyBroker
Interest Rate	7.875%	7.625%	6.99%Bank-statement program
Closing Costs	$8,400	$6,800	$5,100Lender credit applied
Days to Close	Declined	42 days	21 days
Conditions	2 yrs W-2 required	3 yrs tax returns	12-mo bank statements
Loan Amount	N/A	$410,000 max	$485,000 approved

Outcome

Approved at 6.99% on a $485,000 purchase— $580/month less than the credit union quote

Questions this case raises

What is a bank-statement loan and who qualifies?+

A bank-statement loan uses 12-24 months of personal or business bank deposits as income documentation instead of tax returns. Self-employed borrowers, freelancers, and business owners who take legal deductions that reduce taxable income are the primary candidates. Lenders typically look for 2+ years of self-employment history and a minimum 680 credit score, though requirements vary.

Will a bank-statement loan have a higher rate than a conventional mortgage?+

Generally yes — non-QM programs carry a small premium, typically 0.25%–0.75% above conventional rates. However, the relevant comparison is not against an abstract conventional rate; it's against what you were actually quoted. In Marcus's case, the bank-statement rate was still lower than the credit union's conventional offer because we matched him to a lender with an appetite for his borrower profile.

How do brokers access lenders that banks don't?+

Licensed mortgage brokers have wholesale relationships with 30–80+ lenders — including non-QM, portfolio, and specialty lenders that don't operate retail branches. These lenders price their loans for broker distribution and often offer sharper rates on complex profiles than retail channels, because brokers pre-screen borrowers and reduce the lender's acquisition cost.

Investment PropertyLandlord · Refinancing a 6-unit building

Two lenders declined her investment refi because her 'debt-to-income was too high' — until we found a lender that cared about the property's income, not hers.

Renata had owned a six-unit apartment building in Phoenix for eight years. Rising rates had pushed her adjustable-rate mortgage into uncomfortable territory. Her W-2 income looked overleveraged to conventional lenders — but the building ran a 1.28 DSCR. We sourced a DSCR-specific portfolio lender who underwrote the asset, not the borrower.

What each lender type offered

Metric	Big Bank Direct	Credit Union	QualifyBroker
Interest Rate	8.125%	7.875%	7.25%Portfolio lender match
Down Payment Req.	30%	25%	20%Saved $42K out-of-pocket
Debt Coverage Req.	1.35 DSCR	1.30 DSCR	1.20 DSCR
Prepayment Penalty	5 years	3 years	NoneFlexible exit structure
Days to Close	Declined	38 days	19 days

Outcome

Refinanced to 7.25% fixed, 30-year— no prepayment penalty, $42K less down than competing offer

Recognize your situation in one of these files?

We've seen it before. Let's open your file.

Questions this case raises

What is a DSCR loan and how is it calculated?+

DSCR stands for Debt Service Coverage Ratio — the property's monthly rental income divided by its total monthly debt payments (principal, interest, taxes, insurance). A 1.20 DSCR means the property generates 20% more income than its obligations. DSCR loans qualify based on the property's cash flow rather than the borrower's personal income, making them ideal for investors with multiple properties or high personal leverage.

What credit score do I need for an investment property loan?+

Conventional investment property loans typically require 680–720+ with 20–25% down. DSCR portfolio programs generally require 660–680 minimum, though higher scores unlock better rates. Non-QM lenders often have more flexibility on score if the property cash flow and equity position are strong.

How are broker fees structured on commercial or investment loans?+

On residential investment properties (1–4 units), brokers are compensated via lender-paid compensation — the lender pays a wholesale premium, which is factored into the rate. On 5+ unit properties, compensation structures vary and are disclosed upfront in writing. We quote all-in costs before you commit to anything.

First-Generation BuyerElementary school teacher · Refinancing out of a joint deed

Her divorce left her on a mortgage she couldn't refinance alone — until we restructured the qualification path.

Yolanda had been paying the mortgage on her own for 14 months while her divorce finalized. Her name was still on a joint deed with her ex-husband. Her DTI showed 48% because the old mortgage counted against her. We used a divorce decree and a departure residence exception to remove the joint mortgage from her qualifying ratios — and placed her into an FHA refinance she qualified for independently.

What each lender type offered

Metric	Big Bank Direct	Credit Union	QualifyBroker
Qualification Path	Declined — joint debt	Declined — DTI 48%	Approved — 43% DTI
Interest Rate	N/A	N/A	7.125%FHA streamline eligible
Closing Costs	N/A	N/A	$3,800Seller concession structured
Down Payment	N/A	N/A	3.5%Gift fund documentation
Days to Close	N/A	N/A	24 days

Outcome

Refinanced solo at 7.125% FHA— clean title, ex-husband removed, closed in 24 days

Questions this case raises

Can I refinance if I'm going through a divorce?+

Yes, and timing matters. A finalized divorce decree that assigns the property to one party allows a lender to exclude the departing spouse's mortgage obligation from the remaining borrower's DTI — even before the refinance closes. Working with a broker who knows this exception can mean the difference between qualifying now versus waiting months for a court order.

What is the "departure residence" exception in mortgage underwriting?+

If you're leaving a property (due to divorce, relocation, or other documented circumstances), some lenders will exclude that property's payment from your debt-to-income calculation — provided you have documentation showing the other party is responsible for the payment and the departure is permanent. FHA guidelines are particularly flexible here with a signed divorce decree.

My parents never owned a home. Does that affect my mortgage application?+

Not directly — lenders don't ask about family homeownership history. However, first-generation buyers sometimes lack familiarity with the full cost structure (escrow, PMI, property tax adjustments) and the documentation pipeline. That's where preparation matters. We walk first-generation buyers through every line of the Loan Estimate before anything is signed.

Can gift funds be used for a down payment?+

Yes on FHA, VA, and most conventional loans — with proper documentation. The gift must come from an eligible donor (family member, employer, nonprofit), must be documented with a gift letter stating no repayment is expected, and the funds must be traceable (wire or check, not cash). We handle gift fund documentation as part of standard file prep.

Next Step

Your file is already more solvable than you think.

15 minutes. We come prepared. No credit pull, no commitment — just a clear picture of what's possible.

Primary Path

Book Your Rate Review

15 minutes. We come prepared with your scenario already mapped to three lender options.

Secondary Path

Download Our Rate Comparison Guide

12 pages. Shows exactly what three lender types offer on six common loan scenarios — with the math visible.

What clients say

"They found a rate 0.5% lower than my credit union quote — on a file my bank had already declined."

Darnell W.

Self-employed contractor, Austin TX

"The pre-approval held through two rate locks. My realtor said it was the cleanest file she'd seen."

Priya S.

First-time buyer, Phoenix AZ